Alan Ingram
Express correspondent
Kingston residents narrowly approved a controversial zoning change Nov.19, creating a district of potential multi-family housing development near the town’s MBTA station. The article passed 192-167 at a special town meeting, with supporters arguing it was necessary to maintain access to crucial state grants.
The new MBTA Communities Multi-family Overlay District (MCMOD) allows for higher-density residential development in two areas: near existing businesses along Marion Drive and at the struggling Kingston Collection mall. The bylaw change complies with a 2021 state law requiring MBTA-adjacent communities to zone for multi-family housing or risk losing eligibility for certain state funding programs.
Town Planner Valerie Massard presented the proposed district, emphasizing that Kingston negotiated a unique arrangement with state officials to focus development at the mall rather than within a half-mile of the train station as typically required.
“We know that our mall is failing. We know that Macy’s is going to close soon,” Massard said. “We asked the state, is there a possibility that we could waive that requirement and move some of this zoning so that it would be over top of the mall to help incentivize redevelopment of the mall? And they said yes.”
The plan allows for up to 15 dwelling units per acre in one subdistrict and 16 units per acre at the mall site. It also counts 282 existing apartments toward the town’s required total of 805 units.
Debate centered on balancing economic benefits against concerns about rapid growth and strain on town services. Selectman Tyler Bouchard, who initially opposed the concept, urged passage to maintain local control and capitalize on state grants.
“If they go 40B, we are in deep trouble,” Bouchard said, referring to the state’s affordable housing law that can override local zoning. “ And on top of that, there’s going to be a bunch of towns that don’t go for this thing. So why don’t we go and get every single grant we can over the next two or three years while the doors open to the Bank of Massachusetts. Let’s bum rush it.”
Opponents raised concerns about school overcrowding, traffic congestion and loss of community character. Selectman Kim Emberg spoke against the measure, arguing it represents an unacceptable loss of local control.
“At the end of the day, I’m opposed to this article because I refuse to support the loss of local control. We, the voters of Kingston, establish our zoning bylaws based on how we want to grow sustainably and how we want to build our community,” Emberg said. “I say no to state overreach. I say yes to Kingston.”
The zoning change opens the door for future development proposals but does not approve any specific projects. Any multi-family or mixed-use developments would still require site plan review by the Planning Board.
Massard noted the town recently lost access to some grant programs due to outdated zoning language and stressed the importance of maintaining eligibility for infrastructure funding.
“We rely heavily on it here in Kingston,” she said. “We received $8.28 million in the last 10 years in order to do our sewer and water infrastructure to support Lowe’s, Amazon, Elevated Roots, and the apartments at the Kingston Collection.”
Town Administrator Keith Hickey emphasized the potential financial benefits of mall redevelopment. He said property tax revenue from the site has plummeted from $98 million in 2009 to just $9 million today.
“When you add the taxable revenue that we’ll receive from the redevelopment of the mall along with the apartments that will be constructed, we aren’t in a revenue deficit. We’re a revenue surplus, and we need to look at this in the bigger picture. “ Hickey said.